West Portland Town Center- Developing Partnerships for Planning a

Portland State University PDXScholar Master of Urban and Regional Planning Workshop Projects Nohad A Toulan School of Urban Studies and Planning 3-1996 West Portland Town Center: Developing Partnerships for Planning and Implementation Matthew Aho Portland State University Stevie Greathouse Portland State University Kevin Snyder Portland State University Follow this and additional works at: https://pdxscholar.library.pdx.edu/usp_murp Part of the Urban Studies Commons, and the Urban Studies and Planning Commons Let us know how access to this document benefits you Recommended Citation Aho, Matthew; Greathouse, Stevie; and Snyder, Kevin, "West Portland Town Center: Developing Partnerships for Planning and Implementation" (1996) Master of Urban and Regional Planning Workshop Projects 140 https://pdxscholar.library.pdx.edu/usp_murp/140 This Report is brought to you for free and open access It has been accepted for inclusion in Master of Urban and Regional Planning Workshop Projects by an authorized administrator of PDXScholar Please contact us if we can make this document more accessible: pdxscholar@pdx.edu WEST PORTLAND TOWN CENTER DEVELOPING PARTNERSHIPS FOR PLANNING AND IMPLEMENTATION AGS ASSOCIATES MATTHEW AHO STEVIE GREATHOUSE KEVIN SNYDER PORTLAND STATE UNIVERSITY MASTER OF URBAN AND REGIONAL PLANNING PROGRAM PLANNING WORKSHOP MARCH 1996 Table of Contents Executive Summary Section I West Portland Town Center Study Introduction Methodology .5 West Portland Town Center Current Planning Summary of Research Section II Case Study Summary 11 Stakeholder Interview Summary 13 Citizens Focus Group Summary 13 Section III Analysis and Recommendation General Principles 19 Al tematives 23 Conclusion 26 Appendices Appendix A: Case Studies Introduction AS "Town Center-Like Places" : AS Tualatin Commons AS Hillsdale Specific Development Plan A9 Belmont Area Revitalization A12 Seattle Commons A16 Other Projects Involving Intergovernmental Coordination A20 Regional Water System Plan .A20 Oregon Highway 43.Corridor Study A22 Capitol Highway Plan A25 Appendix B: Stakeholder Data Findings: Stakeholders and Case Studies A31 AppendixC: List of Contributors List of Contributors A41 Survey Instruments Bibliography List of Figures Figure West Portland Town Center Proposed Planning Area Figure Case Study Locations 10 Figure Case Study Comparison 12 Figure A Comparison of Alternatives .25 Figure Tualatin Commons Site Plan AB Figure Hillsdale Planning Area ~·····All Figure Belmont Revitalization Area AlS Figure Seattle Commons Planning Area A19 Figure Oregon Highway 43 Corridor A24 Figure 10 Capitol Highway Outreach Flyer ~ .A27 Executive Summary Metro, the regional planning organization for Clackamas, Multnomah, and Washington Counties, designated the area in Southwest Portland known as West Portland as a Town Center in its Region 2040 Preferred Growth Concept Metro's Town Center definition is open to different levels of interpretation without much guidance as to how the Town Center vision (i.e increased density, a mix of land uses, a sense of place, and an emphasis on alternative modes of travel) is to be planned for and implemented Since this designation in 1994, public sector planning efforts have been initiated around and specific to the West Portland Town Center However, there is still a high level of uncertainty as to how the Town Center vision will be realized and who is ultimately responsible for its implementation This report addresses this uncertainty While it does not presume to provide answers, it does pose a variety of options for planning methodologies, public sector responsibilities, and community involvement These options are based on a viewpoint that traditional planning methodologies and models are insufficient to realize the Town Center vision, and that nontraditional methods and models must be explored and attempted if this vision is to become a reality The report has three sections which are intended to convey ideas and information that will guide the public and private sectors and the community in the planning and implementation of the West Portland Town Center directly, and other town center-like places indirectly Section I introduces the West Portland Town Center and explains the report methodology In addition, this section analyzes the current planning process for the West Portland Town Center Section Il of the report summarizes seven case studies, numerous stakeholder interviews, and a citizen focus group that were the basis for a significant portion of the information and ideas presented in the final section Section ill presents an analysis of all research This includes a discussion of general principles for planning town center-like places and three alternative approaches, including the Status Quo, Partnership, and Community Ownership, for the planning and implementation of the West Portland Town Center The Status Quo Alternative proposes no significant changes· in the current planning process for the West Portland Town Center The Partnership Alternative proposes a higher level of community and private sector participation in the planning and implementation of the West Portland Town Center The Community Ownership Alternative proposes a planning and implementation process for the West Portland Town Center that is primarily initiated, led, and completed by the community AGS Associates recommends a carefully formulated composite of the three alternatives that addresses a consensus-based vision for the area We would like to see the community and local businesses become more actively involved in all stages of the planning and implementation for the West Portland Town Center This process should take place within a well-defined framework that is actively supported ·by the various public sector stakeholders V Miscellaneous Issues • New methods of reducing stormwater runoff are necessary in an area with so much impervious surface • There is disagreement in the community about how the goals of and how to Design • Emphasize pedestrian amenities • It is crucial to create a public environment in the WPTC area to provide a sense of "place." implement the Region 2040 Preferred Growth Concept • Carrying capacity of current area must be established prior to any attempt to plan for more people or transit • Make the Town Center a place people go to: office uses, etc • Projects should strive for some sort of uniqueness in design and I or image which will attract the interest and commitment of developers, lenders and ultimately the public Process • Decide whether intervention should be used for change of bad or enforcement of good-is problem too big • Projects which present an intriguing, provoking and creative vision for a particular area have the ability to capture a wide base of citizen interest, support, effort, and participation; • Economic development will be promoted with the plan, but the future will be different and our current automobile orientation will be a "dinosaur" concept • • The Southwest Community Plan of which the West Portland Town Center is a part is a 20 year plan and is not going to happen overnight It is important to remember that the Southwest Community Plan is a year/$1 million process whose impacts will be felt long afterward • • There is a need to take the level of importance for the planning of the downtown to the implementation of the town center - in essence creating variants of the downtown area within the designated town center areas Market and cost analyses need to be performed early on in the planning process to identify market realities and public and private costs • PCC's interactions with the City have been fairly positive although it has experienced extremely long delays in getting building master plans approved • The design and eventual purpose of the product of the TGM grant is important It can act as a catalyst for more funding if it is well-done • There is a definite need to factor the 20 year timeframe of the community planning process into planning and implementation for the West Portland Town Center Planning • Coordinate land-use and transportation • High levels of technical information are necessary to encourage proper decisions • It is important to involve all aspects of infrastructure planning early in the process • Look at government as a land user: make sure government development (schools/transit center) is Town Center friendly Vision • An established and widely-supported vision for an area, such as a pedestrianoriented downtown, provides planners, civic leaders, and develoEers with Dveloping Partnerships: West Portland Town Center I A 36 direction and purpose and assists them in avoiding compromises or plans that negatively impact the public interest • Every development (good or bad) will impact the planning and implementation of the West Portland Town Center • The first step is to establish a "vision" for the area That is, the community must have a vision for what it wants • The goal should be to change the image of the area for both the public and developers • The Town Center concept is an intriguing idea and putting it together will require a variety of tools Dveloping Partnerships: West Portland Town Center I A 37 SlOJnqµJUO:) JO 1sr1 J x1puaddy List of Contributors Many thanks to all of the unnamed individuals from the many government and private organizations who assisted us with this project Without them it would not have been possible Organizations Oregon Department of Transportation Oregon Department of Environmental Quality Metro Tri-Met Portland Commissioner Charles Hales' Office Portland Bureau of Planning Portland Office of Transportation Portland Bureau of Environmental Services Portland Bureau of Water Works Portland Community College REACH Community Development Corporation City of Seattle Planning Department City of West Linn City of Tualatin Southwest Neighborhoods, Inc Southwest Business Association The Hillsdale Vision Group The Southwest Connection Individuals Professor Deborah Howe, PSU Professor Connie Ozawa, PSU Professor David Morgan, PSU Sylvia Bogert, SWNI Bob Yakas PSU MURP Planning Workshop Class Dveloping Partnerships: West Portland Town Center I A 41 STAKEHOLDER SURVEYS: WEST PORTLAND TOWN CENTER ANALYSIS AND ALTERNATIVES DEVELOPMENT Case Studies Identification The following questions are intended to elicit your thoughts and experiences regarding your involvement in the Belmont Action Plan project: Describe your particular project(need and goals), its overall scope, and its local and regional significance In what capacity were you and your agency I organization involved in the project? What type (if any) of public/private partnerships were used to initiate and/ or sustain the project? Were there any regional and/or state goals or policies that influenced the start-up of the project How did these government regulations and policies influence the project? How and why were citizens involved in the project? How did you identify important stakeholders? Did one agency or organization take an overall lead role in the project process? Was the intergovernmental coordination process effective? Do you have any other thoughts, comments or information that were not presented in response to the previous questions? STAKEHOLDER SURVEYS: WEST PORTLAND TOWN CENTER ANALYSIS AND ALTERNATIVES DEVELOPMENT West Portland Town Center Planning and Implementation The following questions are intended to gather your thoughts, insight and experiences regarding issues surrounding the planning and implementation of the West Portland Town Center: What you consider the most important initial steps necessary to achieve the Region 2040 Preferred Growth Concept goals (i.e increased density, proximity of land uses, increased alternative transportation modes usage) in relation to the planning and implementation of the West Portland Town Center? What agency (ies) you consider as the lead player (s) in the planning and implementation of the West Portland Town Center? What is the role of citizens in your agency's decision-making process as it relates to the planning and implementation of the West Portland Town Center? What type of public/private partnerships are necessary for the planning and implementation of the West Portland Town Center? Provide experiences, thoughts and/ or questions relating to the question of whether the Town Center planning concept can accomplish regional growth management goals without negative impacts to economic development In your experience, are there any successful examples of intergovernmental coordination that can act as models for the planning and implementation of the West Portland Town Center? Do you have any additional thoughts or comments regarding the planning and implementation of the West Portland Town Center that have not been addressed in the previous questions? (Please use the back of this page) Bibliography Alexander, E (1993) Interorganizational coordination: Theory and practice Journal of Planning Literature 328-342 City of Seattle (1995) South Lake Union Plan City of Seattle Office of Management and Planning City of Tualatin (1996) Tualatin Common: Background Information and Promotional Material Tualatin Planning Department City of Tualatin June (1992) Executive Summary: Market Analysis, Development Program & Financial Analysis Tualatin Planning Department: 1-6 City of Tualatin (1993) Tualatin Commons Design Guidelines City of Tualatin (1993) Tualatin Commons: Building and Tenant Signage Egan, Timothy (1992) Seattle major breaks with the past seeking growth in "urban villages." The New York Times Vol 141: A9 and A14 Enlow, Clair (1996) Smaller Commons proposed Seattle DailyJournal of Commerce Vol 103, No 27: land George, V (1994) Formulating the right planning problem Journal of Planning Literature 240-259 Grenda, Jill (1995) Tualatin Commons: Chronology and Analysis of Development Process USP 510 Portland State University, School of Urban and Public Affairs, Master in Urban and Regional Planning Lee, P (1995) West Portland Intersections Report to citizens' transportation class Leland Consulting Group (1992) Tualatin Commons: Market Analysis, Development Program & Financial Analysis City of Tualatin Leland, Dave (1994) Tualatin Commons Urban Land Institute: 25-28 LeRoyer, A (1996) Land Use in America: Past experience and future goals Landlines 67 Litwak, Eugene and Henry J Meyer (1966) A balance theory of coordination between bureacratic organizations and community primary groups Administration Science Quarterly 11, 1: 31-58 Medoff, Peter and Holly Sklar (1994) Streets of Hope: The Fall and Rise of an Urban Neighborhood Boston: South End Press Metro (1994) Metro 2040 Growth Concept Copy of adopted text Portland, OR Metro (1994) Region 2040: Recommended Alternative Decision Kit Portland, OR ·- Metro (1995) Region 2040: Framework Update Portland, OR Metro (1995) Regional Mainstreets Study Portland, OR Metro (1994) Region 2040: Concepts for Growth Portland, OR Moore Terry (1991) A practical guide for managing planning projects Journal of the American Planning Association 57 212-222 Oregon Department of Transportation Draft Intergovernmental Agreement - Oregon Highway 43 Corridor Management Strategy 1-6 Oregon Department of Transportation Draft Work Plan - Oregon Highway 43 Corridor Management Strategy 1-6 Parsons, Brinckerhoff Quade & Douglas, Inc December 1995 Draft Corridor Plan: OR 43, Portland-West Linn Oregon Department of Transportation, Region 1-1to6-1 Parsons, Brinckerhoff Quade & Douglas, Inc September 12, 1995 Oregon Highway 43 Corridor Management Strategy - Work Plan for Parsons, Brinckerhoff Quade & Douglas, Inc 1-8 Portland Bureau of Planning (1993) Growing Better A report to the Portland Planning Commission on Phase of the Livable City Project Portland Bureau of Planning (1995) Belmont/Morrison Corridor Zoning and Livability Study, Recommended Draft Portland Bureau of Planning (1995) Hillsdale Specific Development Plan Portland Bureau of Planning (1996) Southwest Community Plan Journal Portland Bureau of Planning (1996) West Portland Town-Center TGM Grant Work Program Portland Office of Transportation (1995) Draft Bicycle Master Plan Portland Office of Transportation (1995) Pedestrian Master Plan Portland Office of Transportation (1996) Capitol Highway Plan REACH Commnunity Development (1993) Belmont Action Plan Seattle Commons World Wide Web Site Home Page (1996) http:www /nia.com Sheridan, Elizabeth and Sandra Miller (1994) Tualating Central Urban Renewal Plan: Discussion and Critique USP 540 Portland State University, School of Urban and Public Affairs, Master in Urban and Regiol}al Planning Spayde, J (1996) What the world needs now: 1996 Visionaries Utne Reader March-April No 74 63-77 Oane Jacobs quote) Sucher, David (1995) City Comforts: How to Build an Urban Village Seattle: City Comforts Press Trumbull, Mark May 2, 1994 Seattle fights urban sprawl with "villages." The Christian Science Monitor Vol 86, No 110: - Trumbull, Mark (1995) The Emerald City goes for more green: Seattle's ballot proposal for downtown park spurs debate over to promote urban renewal The Christian Science Monitor Vol 87, No 205:4 Tualatin Development Commission June 18, 1992 Information on Tualatin Commons for Public Forum City of Tualatin: 1-18 Tualatin Development Commission Questions and Answers Tualatin Commons City of Tualatin: 1-2 About the authors Matthew Aho received a B.A in Geography from San Francisco State University in 1992, and anticipates receiving a Master of Urban and Regional Planning from Portland State University in June 1996 Specific areas of research include: Transit-oriented development; housing for the elderly; and citizen participation in public policy Stevie Greathouse earned her B.A from Reed College in 1994 and anticipates receiving a Master of Urban and Regional Planning from Portland State University in June 1996 She continues to work as an intern on the Southwest Community Plan team at the Bureau of Planning Specific areas of research include: Housing affordability; historic preservation; and citizen participation in planning Kevin Snyder received a B.A in Political Science from Linfield College in 1991 Kevin is a fulltime planning professional who is employed by a local planning and environmental consulting firm He anticipates receiving a Master of Urban and Regional Planning from Portland State University in 1997 Specific areas of research include: Transit-oriented development, citizen participation in public policy, environmental policies in planning, and the political aspects of planning ... WEST PORTLAND TOWN CENTER DEVELOPING PARTNERSHIPS FOR PLANNING AND IMPLEMENTATION AGS ASSOCIATES MATTHEW AHO STEVIE GREATHOUSE KEVIN SNYDER PORTLAND STATE UNIVERSITY MASTER OF URBAN AND REGIONAL... Outreach Flyer ~ .A2 7 Executive Summary Metro, the regional planning organization for Clackamas, Multnomah, and Washington Counties, designated the area in Southwest Portland known as West Portland. .. and the practical realities and limitations for the planning of the area Presentation of Findings and Alternatives AGS Associates analyzed the information collected from the case studies, stakeholder